Mott Smith Laniloa

Allana Buick & Bers, Inc. (ABB) was retained by the Mott-Smith Laniloa Association of Apartment Owners (the AOAO) to provide Architectural Engineering services for the Recreation Deck Improvement Project at the Mott-Smith Laniloa condominiums, located in Honolulu, Hawaii.

Built in 1976, Mott-Smith Laniloa is 34-story condominium tower consisting of 428 residential units constructed over a three-story podium parking garage. The top level of the podium parking structure is a 70,000 SF recreation deck featuring a swimming pool, spa, wading pool, tennis court, recreational pavilion, and extensive landscaping.

The waterproofing membrane below the recreation deck had failed and needed complete replacement. Chronic pool leakage had also damaged the underlying deck structure. ABB was retained by the AOAO to provide architectural engineering services for the deck renovation. The scope of renovations included removal of all podium deck components, installation of a new podium waterproofing membrane, reconstruction of the deck surfaces, and replacement of the deck components.

Upgrades included a new tennis court viewing area with a drinking fountain; upgrades to the spa and wading pool shell and pool treatment equipment; and renovations to the pool house. We also provided services for interior and exterior renovations to the existing pavilion building, landscaping, and exterior lighting upgrades for select deck areas and guest parking. We also performed limited concrete spalling repair at the parking deck.

ABB provided construction documents for the renovation work (including preparation of plans, details, and specifications) and provided bidding phase consulting services. ABB then provided construction administration services to confirm contractor performance and review installations for conformance to our design. We also observed acceptance testing for commissioning of the pool equipment, pavilion fixtures, tennis court fountains, plaza drain assemblies, and electrical/lighting equipment operation. Finally, we assisted with punch lists and project close-out.

During the project ABB encountered several challenges. Although there was a tight timetable, deadlines had to be extended. As a result the Board of Directors needed to come together to make an agreeable decision on all aspects of the project. ABB managed several subcontractors on this project, and many of them had different project approaches. Working around existing features was a challenge in itself. We were not able to add any additional floor area as the building is already over the allowable limit. We overcame those challenges through constant communication, getting the AOAO Board Members involved in all aspects of the project and making them part of the solution. We were direct during presentations with the help of the Board to push the group to vote on decisions.